It has come to my attention via my lender that my Stilton the law firm I have appointed is not on the bank Solicitor panel. How can I be certain whether this is indeed the case?
You need to call your Stilton conveyancer. You lawyer should inform you what has happened. If they are not on the panel they could put your in touch with solicitors on the approved list of lawyers for your mortgage company.
I am thinking of remortgaging my apartment in Stilton, does my lawyer need to be on the Coventry BS Solicitor panel?
There is nothing to stop you using your solicitor, but Coventry BS will insist on their interests being represented by a firm on their conveyancing panel. There is much more potential for delays and confusion with two solicitors involved, and it will undoubtedly be more expensive too.
Over the last few months I have been searching for a ground for flat up to £245,000 and identified one near me in Stilton I like with amenity areas and station nearby, the downside is that it only has 51 years unexpired on the lease. There is not much else in Stilton in this price bracket, so just wondered if I would be making a grave error purchasing a lease with such few years left?
Should you require a home loan the shortness of the lease will likely be a potential deal breaker. Reduce the offer by the expected lease extension will cost if it has not already been discounted. If the existing owner has owned the property for at least 2 years you may request that they start the process of the extension and then assign it to you. You can add 90 years to the existing lease with a zero ground rent applied. You should consult your conveyancing lawyer regarding this matter.
I today plan to offer on a house that seems to tick a lot of boxes, at a reasonable price which is making it more attractive. I have subsequently been informed that the title is leasehold rather than freehold. I am assuming that there are issues buying a house with a leasehold title in Stilton. Conveyancing solicitors have are soon to be appointed. Will my lawyers set out the risks of buying a leasehold house in Stilton ?
Most houses in Stilton are freehold rather than leasehold. In this scenario it’s worth having a local conveyancer used to dealing with such properties who can help the conveyancing process. it is apparent that you are buying in Stilton in which case you should be looking for a Stilton conveyancing solicitor and check that they have experience in advising on leasehold houses. First you will need to check the number of years remaining. As a tenant you will not be at liberty to do whatever you want to the property. The lease will likely included provisions such as obtaining the landlord’spermission to conduct changes to the property. It may be necessary to pay a maintenance charge towards the maintenance of the communal areas where the house is part of an estate. Your conveyancer should advise you fully on all the issues.
I bought a 1 bedroom flat in Stilton, conveyancing was carried out in 2004. Can you let me have an estimate of the premium that my landlord can legally expect in return for granting a renewal of my lease? Comparable properties in Stilton with a long lease are worth £175,000. The average or mid-range amount of ground rent is £65 levied per year. The lease expires on 21st October 2078
You have 58 years remaining on your lease we estimate the price of your lease extension to range between £23,800 and £27,400 as well as legals.
The suggested premium range that we have given is a general guide to costs for extending a lease, but we cannot give you the actual costs in the absence of comprehensive due diligence. Do not use the figures in a Notice of Claim or as an informal offer. There are no doubt other concerns that need to be taken into account and you obviously should be as accurate as possible in your negotiations. Please do not move forward based on this information before seeking the advice of a professional.
My mother and father are unable to locate their Stilton property on the HMLR site. They have a vague recollection back in the 60’s when they purchased the property there were complications regarding the address not being recognised in some systems.
Nearly all properties in Stilton should be revealed. Have you attempted a search to just the postcode. Normally it will reveal all the properties within the postcode. Assuming the property is recorded it will show up with a title number. Where they bought fifty years ago it's conceivable it may be unrecorded. The property could still be revealed but with the title number shown 'na'. In this scenario you will need to find the original title documentation which might be with your parent’s lender.